HomeMy WebLinkAboutAnalysis & Maps`;"'" ' City of Miami
ji,Planning and Zoning Department
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 16-00887zc
APPLICANT: Vanessa Mazzeo Pons on behalf of the property owners, Ovidio
Carrera & Iluminada Carrera
PROJECT ADDRESS: Approximately 2610 SW 14th Street, 2611 SW 15th Street, Miami
FL, 33145
FOLIO NUMBER: 01-4110-054-0690, 01-4110-054-0770
COMMISSION DISTRICT: District 4
NET OFFICE: Coral Way
GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the
applicant is requesting a change of zoning of two parcels. The parcels are located along SW
14th Street and SW 15th Street, just east of SW 27th Avenue. The proposed change of zoning
for the parcels along SW 14" Street (north) and SW 15"h Street (south) will change from T3-R
(Sub -Urban Transect Zone -Restricted) to T4-L (General Urban -Limited) as an extension of the
existing Transect Zone abutting the properties from the west. Complete legal description is on
file with the Hearing Boards Section.
BACKGROUND:
The subject area consists of two (2) parcels totaling approximately .317 acres (approximately
13,808 square feet) within the Coral Way NET area. The site is generally bounded by SW 14
Street to the north, SW 15 Street to the south, SW 27 Avenue to the west and SW 25 Avenue
the east. Previously, the parcels were zoned "R-1" (Single -Family Residential) with a maximum
density of nine (9) units per acre under the 11000 Code. Additionally, the properties north and
east of SW 14th Street and 27th Avenue were zoned "0" (Office) under Ordinance 11000 with a
maximum density of (65) units per acre.
The existing parcels are currently vacant. The parcels along the east side of SW 27'h Avenue
(west of the site) are underdeveloped per the current T6-8-0 (Urban Core -Open). These parcels
are developed with two-story buildings with small professional offices. The parcels abutting to
the west of the proposed rezone site, are zoned T4-L (General Urban -Limited) and are used as
surface parking lots. The parcels abutting to the east of the proposed rezone site are generally
developed with single-family homes.
MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN:
The requested change of zoning is inconsistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation for the properties. As such, the applicant has submitted
a companion application (item 16-008871u) to amend the future land use designation from "Sub -
Urban Restricted" to "General Urban -Limited".
NEIGHBORHOOD CHARACTERISTICS:
FUTURE LAND USE DESIGNATION
Subject Properties:
Single Family Residential
Maximum of 9 D.U. per acre
Surroundinq_Properties
NORTH:
Single Family Residential
Maximum of 9 D.U. per acre
SOUTH:
Single Family Residential
Maximum of 9 D.U. per acre
EAST:
Single Family Residential
Maximum of 9 D.U. per acre
WEST: Low Density- Restricted
Commercial Max. 36 D.U. per acre
and Restricted Commercial 150 D.U.
per acre
ZONING
Subject Properties:
T3-R (Sub -Urban -Restricted)
Surrounding Properties
NORTH:
SOUTH:
EAST:
T3-R (Sub -Urban -Restricted)
T3-R (Sub -Urban —Restricted)
T3-R (Sub -Urban -Restricted)
WEST: T4-L (General Urban -Limited ) and
T6-8- 0 (Urban Core -Open)
16-00887zc
Page 2 of 6
Street View of the site from SW 14 Street (looking south)
In regards to the uses allowed, below is an excerpt of Article 4, Table 3 of Miami 21 Code, to
illustrate the additional uses allowed with the proposed change of zoning.
Excerpt of Article 4, Table 3 of Miami 21 Code
RESIDENTIAL
T3-R
T4-L
9
36
SINGLE FAMILY RESIDENCE
R
R
COMMUNITY RESIDENCE
R
R
ANCILLARY UNIT
R
TWO FAMILY RESIDENCE
R
MULTI FAMILY HOUSING
R
-♦4C=)
DORMITORY
HOME OFFICE
R
R
LIVE - WORK
WORK -LIVE
LODGING
T3-R
T4-L _
BED & BREAKFAST
R
INN
HOTEL
OFFICE
T3-R
OFFICE
16-00887zc
Page 3 of 6
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB, ADULT
FOOD SERVICE ESTABLISHMENT -
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL -
MARINE RELATED COMMERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
CIVIC
COMMUNITY FACILITY -
RECREATIONAL FACILITY
RELIGIOUS FACILITY
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY --
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA -
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
COLLEGE/UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING/ VOCATIONAL
T3-R;
T3-R
E
E
►
T3-R
w
C)
W
T3-R
T4-L
E
E
E
E
E
E
The permitted T3-R zone uses are primarily residential in nature. The proposed change of zoning
to T4-L under Residential uses allows additional uses such as "Dormitory" by approval of an
Exception. "General Commercial Establishments" and "Food Service Establishment",
"Recreational Facility" are allow by Right in the T4-L Zone. In addition, there are also other uses
permitted to operate within the Zone through the Warrant and/or Exception process, which
requires public notice to neighboring property owners and registered homeowners
association(s).
16-00887zc
Page 4 of 6
ANALYSIS:
Fallowing the above referenced "Background", this proposal for rezoning is taking in
consideration criteria set forth in Article 7, Section 7.1.2.8 (a)(5) & (f)(2) of Miami 21:
Criteria 1
For rezoning: A change may be made only to the next intensity Transect Zone or
by a Special Area Plan, and in a manner which maintains the goals of the Miami
21 Code to preserve Neighborhoods and to provide transitions in intensity and
building heights.
Analysis
Criteria 1
of
The subject site is within an existing T3-R, T4-L and T6-8-O zoned neighborhood
in between near two major vehicular corridors, SW 8th Street about six blocks to
the north, and SW 27th Avenue to the west. The proposed rezoning will be
consistent with transitional zoning going at a major arterial (SW 27th Avenue) to
a well -established residential neighborhood, to the east.
The proposed change from T3-R to T4-L zoning allows certain uses only by
approval of a Warrant or Exception as protection to the residential scale of the
neighborhood; both of processes require the notification of the public prior to an
approval.
As proposed, the rezoning from T3-R and T4-L will be compatible with the
existing development patterns and heights. Multi -family uses will be consistent
with the immediate neighborhood context.
Finding
The request is consistent with the goals and objectives of the Miami 21 Code.
For rezoning: A change may be made in a manner which maintains the goals of
the Miami 21 Code to preserve Neighborhoods and to provide proper transitions
in intensity and scale.
Analysis
Criteria 2
of
There are existing office and multi -family uses along both sides of SW 27th
Avenue between SW 14th Street and SW 15th Street. A block north (SW 13th
Street) from the subject properties, there is already a T4-L zoning designation for
transition from the T6-8-O zone and NW 27 Avenue towards the existing T3-R
Single Family Residential.
The proposed rezone to T4-L will allow a proper transition in scale and
development patterns in the neighborhood.
Finding
The request will create a design in scale and it will be consistent with the goals
and objectives of the Miami 21 Code.
Staff finds the proposed rezoning successional and consistent with the intent of
Miami 21 Zoning Code. Any some specific commercial uses would only be
permitted through a Public Hearing by process of "Exception".
16-00887zc
Page 5 of 6
w
i•
.T6-8-O-T4=�'"!'`
f SW 15TH
I I I
--SW 14TH ST
-SW 14TH ST- -
w
Q �
ti
fV
T6-8-O-T4=LL
SW 15TH ST--
Existing Zoning T3-R (Sub -Urban -Restricted) Proposed Zoning T4-L (General Urban —Limited)
CONCLUSION:
The proposed change of zoning from T3-R "Sub -Urban -Restricted" to T4-L "General Urban -
Limited" provides the proper transition and protection to the adjacent established T3-R "Sub -
Urban -Restricted" Transect Zone to the east.
Staff finds the zoning request to be consistent with the goals of the Miami 21 Code as it will be
compatible with the surrounding zoning districts.
RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended on the aforementioned
findings, the Planning & Zoning Department recommends Approval of the proposed rezoning
as presented.
Ja
A
A. Perez
Ellis
ief of Land Development
16-00887zc
Page 6 of 6
..Title
A RESOLUTION OF THE MIAMI PLANNING, ZONING, AND APPEALS BOARD
RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY
COMMISSION, WITH ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE
NO. 13114, AS AMENDED, BY CHANGING THE ZONING CLASSIFICATION FROM "T3-R"
SUB -URBAN -RESTRICTED TO "T4-L" GENERAL URBAN -LIMITED, FOR THE PROPERTIES
LOCATED AT APPROXIMATELY 2610 SW 14 STREET AND 2611 SW 15 STREET, MIAMI ,
FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING
FOR AN EFFECTIVE DATE.
LOCATION: Approximately 2610 SW 14t" Street, and 2611 SW 15th Street.
[Commissioner: Francis Suarez - District 4]
APPLICANT(S): Vanessa Mazzeo Pons on behalf of Oviedo Carrera & Illuminada Carrera.
FINDING(S):
PLANNING AND ZONING DEPARTMENT: Recommended Approval.
See companion File ID 16-008871u. *See supporting documentation.
PURPOSE: This will change the zoning for two parcels from T3-R "Sub -Urban -Restricted" to
T4-L "Urban General Zone -Limited".
..Body
WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on
September 7, 2016, following an advertised public hearing, adopted Resolution No. PZAB-R-
by a vote of _ to _ (_ _), item No. _, recommending of the Zoning Change as
set forth; and
WHEREAS, the abutting property to the west is zoned T4-L and the abutting property to
the east is zoned T3-R, the proposed change of zoning to T4-L of the subject sites would create
a transition between the all abutting properties;
WHEREAS, the proposed zone change *is * in harmony with the established land use
pattern and the adjacent and nearby districts;
WHEREAS, the proposed zone change *is not* out of scale with the needs of the
neighborhood or the city;
WHEREAS, the proposed zone change *will * maintain a similar population density
pattern and thereby *does not* increase or overtax the load on public facilities such as schools,
utilities, streets, etc.;
WHEREAS, the proposed zone change *will* create district boundaries that are
consistently drawn in relation to existing conditions, to the west and north, of the properties
proposed for change and there are *is* changing conditions making the passage of the
proposed change necessary;
WHEREAS, the proposed rezone *will* contribute to the improvement of development of
properties in the adjacent area in accordance with existing regulations;
WHEREAS, the propose change *will* convey the same treatment to the individual
owner as to the owners within the same classification and the immediate area and furthers the
protection of the public welfare;
WHEREAS, the City Commission, after careful consideration of this matter, deems it
advisable and in the best interest of the general welfare of the City of Miami and its inhabitants
to * * this change of zoning classification as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The Zoning Atlas of Ordinance No. 13114, as amended, is further
amended by changing the zoning classification of approximately .317 acres (13,808 square feet)
from T3-R "Sub -Urban -Restricted" to T4-L "General Urban -Limited" at approximately 2610 SW
14th Street, and 2611 SW 15th Street, Miami, Florida, as described in "Exhibit A", attached and
incorporated.
Section 3. If any section, part of section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 4. It is the intention of the City Commission that the provisions of this
Ordinance shall become and be made a part of the Miami 21 Code of the City of Miami, Florida,
as amended, which provisions may be renumbered or relettered and that the word "ordinance"
may be changed to "section", "article", or other appropriate word to accomplish such intention.
Section 5. This Ordinance shall become effective thirty-one (31) days after second
reading and adoption thereof, pursuant and subject to §163.3187(5)(c), Florida Statutes.{1}
APPROVED AS TO FORM AND CORRECTNESS:
VICTORIA MENDEZ
CITY ATTORNEY
..Footnote
{1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within
ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall
become effective immediately upon override of the veto by the City Commission or upon the
effective date stated herein, whichever is later.
SW 14TH STREE
0
BLOCK
CORNER
27TH AVENUE
145'
CARLOS SILVA P.S.M.
20' PAVEMENT
60' RIGHT OF WAY
CENTERLINE.
JOB:1-057215—P DATE: 4/07/2016
11010 SW 140TH AVENUE
MIAMI FLA 33186
PH: (305) 388-4098
FAX: (305) 388-4098
FDO V2"
IRON PIPE
PALM
PALM
TAIT
so-4 =10 15-00' PARKWAY
EIGNT
SIDEWALK 50.00' /.
50.00'
trT PPG
FDO 112"
PK NAIL
BOUNDARY SURVEY
SCALE 1"=20'
LEGAL DESCRIPTION:
Lot 9, Block 7, NEW SILVER CREST,
according to the Plat thereof as
recorded in Plat Book 17, at Page 4, of
the Public Records of Miami Dade
County, Florida.
SURVEYORS NOTES:
1-OWNERSHIP IS SUBJECT TO OPINION OF TITLE
2-EXAMINATION OF THE ABSTRACT OF TITLE WILL HAVE
TO BE MADE TO DETERMINIG RECORDED
INSTRUMENTS, IF ANY, AFFECTING THIS PROPERTY.
3-NO UNDERGROUND IMPROVEMENTS WERE LOCATED
4-ELEVATIONS ARE REFEREED TO NGVD VERTICAL
DATUM.
5-THERE MAY BE ADDITIONAL RESTRICTIONS NOT
SHOWN IN THIS SURVEY THAT MAY BE FOUND IN
PUBLIC RECORDS OF MIAMI-DADE COUNTY.
6-LEGAL DESCRIPTION PROVIDED BY CLIENT
7-UNLESS OTHERWISE NOTED RECORDED AND
MEASURED DATA ARE IN SUBSTANTIAL
AGREEMENTS.
6-BEFORE ANY CONSTRUCTION THE SET BACKS MUST
Li) BE CHECKED.
9-FLOOD ZONE "X"
CO 10-THIS SURVEY IS INTENDED USE BY THOSE TO
WHOM IT IS CERTIFIED.
11-OWNERSHIP OF FENCES MUST BE BY AFFIDAVITS
DONE BY SORROUNDING OWNERS.
CERTIFIED TO:
1-.OVIDIO CARRERA.
COMMUNITY 120650
PANEL 12066C0313 L
FLOOD ZONE "X"
FDD 1 /2"
REBAR
THE SURVEY DEPICTED HERE IS NOT COVERED BY
PROFESSIONAL LIABILITY INSURANCE.
z
1
N
O)
LOCATION MAP N.T.S.
SW 14TH STREET
2
13
4
17
22
21
2
24
OCK 7
26
2
27
28
29
PROPERTY ADDRESS:
2610 SW 14TH STREET.
MIAMI, FLORIDA. 33145
SW 15TH STREET
LEGEND:
N!D =NAIL & DISC
N.T.S =NOT TO SCALE.
PPW =POWER POLE WOOD
PL =PLANTER
C.B. =CATCH BASIN
C.L.F=CHAIN LINK FENCE
F.LP.=FOUND IRON PIPE
N.D..=FOUND NAIL & DISC
D.N. =FOUND DRILL HOLE
WM.=WATER METER
T.S.=TIN SHED
I HEREBY CERTIFY:
THAT THIS BOUNDARY SURVEY OF THE PROPERTY DESCRIBED
HEREON, AS RECENTLY SURVEYED AND DRAWN UNDER MY
SUPERVISION, COMPLIES WITH THE MINIMUM TECHNICAL STANDARDS
AS SET FORTH BY THE FLORIDA. BOARD OF PROFESSIONAL LAND
SURVEYORS (DOACS) IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE
CODE PURSUANT TO SECTION 2099-66 FLORIDA STATUTES.
4/07/2016
CARLOS SILVA
PROFESSIONAL SURVEYOR & MAPPER CGRTICATE No 3630
STATE OF FLORIDA.
THE SURVEY SHOWN HEREON IS NOT VALID WNHOUT THE SIGNATURE AND
ORIGINAL RISED SEAL OF A FLORIDA SURVEYOR AND MAPPER
3TH AVENUE
SW 27TH AVENUE
BLOCK
CORNER
145'
CARLOS SILVA P.S.M.
ANCHOR PPW
o-
FDO 1/2"
IRON PIPE
JOB:1-051215-P GATE: 4/07/2ot6
11010 SW 1407'H AVENUE
MIAMI FLA 33186
PH: (305) 388-4098
FAX: (305) 388-4098
N
CO
FDO 112"
IRON PIPE
5' SIDEWALK
50.00'
VACANT LOT
14.50' PARKWAY
(
/'6q,�
0' RIGHT OF WAY.
Vg
SW 15TH STREET
FDO1/2" BOUNDARY SURVEY
REBAR
SCALE 1"=20'
LEGAL DESCRIPTION:
Lot 23, Block 7, NEW SILVER CREST,
according to the Plat thereof as
recorded in Plat Book 17, at Page 4, of
the Public Records of Miami Dade
County, Florida.
SURVEYORS NOTES:
U 3 1-OWNERSHIP IS SUBJECT TO OPINION OF TITLE
2-EXAMINATION OF THE ABSTRACT OF TITLE WILL HAVE
TO BE MADE TO DETERMINIG RECORDED
INSTRUMENTS, IF ANY, AFFECTING THIS PROPERTY.
3-NO UNDERGROUND IMPROVEMENTS WERE LOCATED
4-ELEVATIONS ARE REFEREED TO NGVD VERTICAL
DATUM.
5-THERE MAY BE ADDITIONAL RESTRICTIONS NOT
SHOWN IN THIS SURVEY THAT MAY BE FOUND IN
5.00' PUBLIC RECORDS OF MIAMI-DADE COUNTY.
6-LEGAL DESCRIPTION PROVIDED BY CLIENT
7-UNLESS OTHERWISE NOTED RECORDED AND
MEASURED DATA ARE IN SUBSTANTIAL
AGREEMENTS.
8-BEFORE ANY CONSTRUCTION THE SET BACKS MUST
BE CHECKED.
9-FLOOD SONE "X"
10-THIS SURVEY IS INTENDED USE BY THOSE TO
WHOM IT. IS CERTIFIED.
11-OWNERSHIP OF FENCES MUST BE BY AFFIDAVITS
DONE BY SORROUNDING OWNERS.
CERTIFIED TO:
1-.OVIDIO CARRERA.
TH AVENUE
LOCATION MAP N.T.S.
SW 14TH STREET
11
0
611111
0,16
24
3O
19
20
21
SW 15TH STREET
LEGEND:
N/D =NAIL & DISC
N.T.S =NOT TO SCALE.
PPW =POWER POLE WOOD
PL =PLANTER
C.B. =CATCH BASIN
C.L.F=CHAIN LINK FENCE .
F.I.P.=FOUND IRON PIPE
N.D..=FOUND NAIL & DISC
D.H. =FOUND DRILL HOLE
WM.=WATER METER
T.S.=TIN SHED
COMMUNITY 120650
EDO 1/2" PROPERTY ADDRESS: PANEL 1200600313 L
IRON PIPE 2611 SW 15TH STREET. FLOOD ZONE "X" I HEREBY CERTIFY:
MIAMI, FLORIDA. 33145 THAT TIIIS BOUNDARY SURVEY OF THE PROPERTY DESCRIBED
HEREON, AS RECENTLY SURVEYED AND DRAWN UNDER MY
SUPERVISION, COMPLIES WITH THE MINIMUM TECHNICAL STANDARDS
-0)
AS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL LAND
o SURVEYORS (DOACS) IN CHAPTER5J-17, FLORIDA ADMINISTRATIVE
o CODE PURSUANT TO SECTION 2099-66 FLORIDA STATUTES.
CENTERLINE
21'PAVEMENT
14.60' PARKWAY
THE SURVEY DEPICTED HERE IS NOT
COVERED BY PROFESSIONAL LIABILITY
INSURANCE.
4/07/2016
CARLOS SILVA
PROFESSIONAL SURVEYOR & MAPPER CERTICATE Na 3630
STATE OF FLORIDA
THE SURVEY SHOWN HEREON IS NOT VALID WITHOUT TI-IE SIGNATURE AND
ORIGINAL RISED SEAL OF A FLORIDA SURVEYOR AND MAPPER
SW 26TH AVENUE
T3-O
T3R
MIAMI 21 (EXISTING)
16-00887zc
N
0 125 250
1 1 1
T4-L
T3-O
SW 13TH ST
J
SW 14TH ST
�i
I. V
1
i
SW 15TH ST
T3-O
J
500 Feet
1
SW 16TH ST
T3-O
w
1-
10
CA
L
ADDRESSES:
2610 SW 14 ST & 2611 SW 15 ST
T3-O
T3-R
MIAMI 21 (PROPOSED)
16-00887zc
'-,
N
0 125 250
1 1 1
T4-L
T3-O
SW 13TH ST
J
SW 14TH ST
�i
I. V
1
i
SW 15TH ST
T3-O
J
l
500 Feet
1
SW 16TH ST
T3-O
w
1-
10
CA
L
ADDRESSES:
2610 SW 14 ST & 2611 SW 15 ST
AERIAL
16-008871 u/zc
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04-3 4 It. .
s_ jisstopo,•ar e Gi-
0 62.5 125
1 i 1 i
A
250 Feet.
ADDRESS: 2610 SW 14 StAND 2611 SW 15 ST